I am selling my maisonette in Melksham and the estate agent has just called to say that the purchasers are appointing a new law firm. The reason given is that the bank will only deal with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with specific law firms rather the firm that they want to select for their conveyancing in Melksham ?

Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

My fiancee and I are acquiring our first home. The solicitor has texted usto ask if we would like to take out extra conveyancing searches. As novices we have no idea as to what's needed for conveyancing in Melksham

The type of Melksham conveyancing searches should be triggered based entirely on the property, the location, the possibility of any of these risks, your knowledge of the locality and risks, your general approach to risk. What matters is that you properly comprehend what information the searches could give you. You may then make a decision if you consider that you need that search. Should you be in doubt, ask your solicitor to explain.

I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Melksham I like with amenity areas and station nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Melksham in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

My cousin has urged me to instruct his conveyancers in Melksham. Should I use them?

Much as we are happy to recommend a Melksham conveyancing lawyer it’s preferable to select a conveyancing lawyer is to seek guidance from friends or relatives who have used the firm that you are are thinking of instructing.

Do you have any top tips for leasehold conveyancing in Melksham from the perspective of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Melksham can be avoided if you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors.
If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Melksham leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord approving such changes. Where you dont have the approvals to hand do not contact the landlord without contacting your solicitor in advance. Many freeholders or managing agents in Melksham levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Melksham. If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Organising a new share certificate is often a lengthy process and delays many a Melksham home move. If a duplicate share is needed, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity. You may think that you are aware of the number of years left on your lease but it would be advisable double-check via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is under 80 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

Leasehold Conveyancing in Melksham - Sample of Queries before buying

Generally speaking the cost for major works are not wrapped into the service charges, although some managing agents in Melksham ask leasehold owners to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. Make sure you find out if the the lease includes any unreasonable restrictions in the lease. For instance some leases prohibit pets being permitted in certain buildings in Melksham. If you love the flatin Melksham however your cat can’t make the move with you then you will be faced hard determination. Its a good idea to find out as much as possible about the company managing the block as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to every day issues such as the cleanliness of the common parts. Don't be shy to ask other people what they think of their service. On a final note, find out the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes.